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Permission for: (a) construction of new detached domestic garage (b) change of use of an existing storage shed / garage to habitable use, as a granny flat ancillary to the main dwelling house including the following: (i) retention of external fenestration changes, (ii) permission for new fenestration changes including installation of new window, patio doors and rooflight, (iii) decommissioning of existing septic tank system and installation of wastewater pumping station to discharge to public sewer and (iv) all associated site works

Refused

Core Refusal Reason

The proposal constitutes an unauthorized independent dwelling in a Greenbelt area without demonstrated rural housing need and is located within a high-risk flood zone (Flood Zone A).

Decision Maker's Conclusion

  • The proposed structure, due to its scale and two-story design, functions as an independent dwelling rather than ancillary accommodation, violating Greenbelt objectives and lacking a demonstrated rural housing need.
  • The physical subdivision of the site via high wall enclosures creates an independent curtilage inconsistent with the primary residence, setting an undesirable precedent for unauthorized residential conversions.
  • The development is situated within Flood Zone A, representing a 'highly vulnerable use' that fails the Justification Test and poses a significant risk to life and property contrary to national flood management guidelines.

Cited Policies (CDP)

Objective RP 5-19Objective RP 5-4Paragraph 6.6.23Paragraph 6.6.24Objective WM 11-15Objective WM 11-16

Decision Document Summary

This application sought permission for a detached domestic garage and a change of use to a 'granny flat' at Drombrow, Bantry, Co. Cork. The Planning Authority refused the application primarily because the scale and design of the proposed ancillary unit effectively created a second independent dwelling within the Greenbelt without a proven rural housing need. Furthermore, the site's location within Flood Zone A makes it unsuitable for highly vulnerable residential development, as it fails to meet...
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